
Lack, Tarmonbarry, Whitehall, RoscommonN39WR40
€200,000
4 Bed~4 Bath~BER C3
What you'll like:
- Generous Site Area: The property sits on a substantial 0.42-acre plot, providing ample outdoor space for garden expansion, landscaping, or recreational activities for a growing family.
- Convenient Location: Situated just four kilometres from Tarmonbarry, residents can easily access award-winning local restaurants, pubs, and community amenities within a short drive.
- Proximity to N5: Being located only minutes from the N5 National Primary Route ensures smooth and efficient commuting connections toward major regional hubs.
- Rail Link Access: The nearby Dublin-Sligo Intercity rail line located in Longford Town offers fantastic public transportation options for commuters traveling to the capital.
- Attractive Dormer Style: The property features a charming dormer-and-a-half architectural design, offering a visually appealing aesthetic that stands out from standard square builds.
- Flexible Living Layout: The ground floor includes an open-plan kitchen, dining, and sitting room configuration, creating a bright and sociable space for modern family living.
- Ground Floor Bedroom: Featuring a downstairs bedroom with an ensuite facility, the layout provides exceptional accessibility and future-proofing for multi-generational living arrangements.
- Multiple Bathrooms: With four bathrooms in total across both floors, morning routines for a large household will face significantly less friction and competition.
- Dual Reception Rooms: Having both a main reception room and an open-plan living area gives families the flexibility to designate separate quiet and active zones.
- Dedicated Utility Room: A separate utility space keeps noisy laundry appliances out of the main kitchen area, helping to maintain a tidy and organized home environment.
- Waterside Lifestyle Appeal: Positioned within Ireland's Hidden Heartlands, the area offers wonderful weekend opportunities for boating, fishing, and scenic walks along the Royal Canal Way.
- Local Village Amenities: Tarmonbarry provides everyday conveniences including a comprehensive Centra supermarket, a local primary school, and vibrant marina facilities right on the doorstep.
- Proximity to Longford Town: Major retail parks, secondary schools, and comprehensive services are just a twelve-kilometre drive away, combining rural tranquility with urban convenience.
- Renovation Customization: Because the house requires refurbishment, buyers have a blank canvas to design, finish, and decorate the interior entirely to their personal tastes.
- Outdoor Storage Potential: The inclusion of two separate outbuildings on the site offers excellent storage solutions for gardening equipment, bicycles, or DIY project materials.
- Investment Upside: Purchasing a detached property in need of work allows buyers to add significant value through targeted renovations and modern upgrade projects.
- Tranquil Rural Setting: The quiet countryside location in Whitehall offers a peaceful retreat away from heavy urban noise and congestion while remaining accessible.
- Established Services Onsite: The property already features an existing septic tank and basic utility connections, potentially streamlining the initial stages of any renovation works.
- Family Home Potential: With four well-proportioned bedrooms, the house provides the ideal spatial footprint for a permanent family residence in a scenic community.
- Strong Local Demand: Properties within short driving distances of popular waterside villages like Tarmonbarry consistently attract strong interest from lifestyle buyers and locals alike.
But keep in mind:
- Extensive Refurbishment Required: The listing explicitly states the property requires comprehensive refurbishment, meaning buyers must budget significant additional capital beyond the purchase price.
- Sold As Is Basis: Being sold in its current condition means the seller will not carry out remedial works, leaving all structural and cosmetic risks with the buyer.
- Septic Tank Compliance: Buyers should commission a professional inspection of the onsite septic tank to ensure it meets current environmental regulations and functional standards.
- C3 BER Rating: A C3 energy rating indicates that insulation, heating systems, and windows may need substantial upgrades to achieve modern energy efficiency and lower utility bills.
- Floor Area Omitted: The total square footage is not provided in the listing details, requiring buyers to verify exact room dimensions and overall floor space independently.
- Outbuilding Condition Unknown: The structural integrity and weatherproofing of the two onsite outbuildings are unspecified, so buyers should inspect them for potential repair costs.
- Hidden Defects Risk: Vacant or neglected homes often conceal dampness, plumbing issues, or electrical obsolescence that only a thorough RICS structural survey will uncover.
- Renovation Cost Inflation: Supply chain and labor shortages in the construction sector could cause repair budgets to escalate quickly during the modernization process.
- Financing Complexities: Securing a standard mortgage on a property that requires heavy structural or cosmetic refurbishment can sometimes necessitate specialized renovation loan products.
- Private Drainage Maintenance: Operating an older septic tank requires ongoing maintenance, desludging, and potential replacement expenses that are absent in mains-connected homes.
- Water Supply Verification: Buyers must verify the reliability, source, and quality of the domestic water supply serving the rural property before finalizing contracts.
- Heating System Age: The operational status and efficiency of the existing heating installation are unclear, and a full system replacement might be necessary.
- Boundary Verification Needed: The exact legal boundaries of the 0.42-acre plot should be confirmed by a qualified surveyor to prevent future boundary disputes with neighbors.
- Local Planning Restrictions: Any future extensions or structural alterations to the dormer structure will require careful navigation of local Roscommon County Council planning guidelines.
- Commuting Distance Reality: While near the N5, daily commuting to Dublin via the intercity rail line involves significant travel time and associated transport subscription costs.
- Ventilation and Dampness: Homes requiring refurbishment often suffer from inadequate ventilation, leading to potential mold and condensation issues that demand remediation.
- Electrical Safety Inspection: Older wiring systems frequently fail modern safety standards, meaning a complete electrical rewire might be mandatory for insurance and safety.
- Roof and Insulation Check: The roof timbers, slates, and attic insulation levels require professional assessment to rule out water ingress or significant heat loss.
- Window and Door Upgrades: Single or older double-glazed windows likely require replacement to improve thermal performance and enhance home security.
- Temporary Accommodation Costs: Buyers tackling an extensive refurbishment project may need to rent elsewhere during construction, adding temporary living expenses to the overall budget.
Price positioning
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- The asking price of two hundred thousand euros appears attractive initially for a detached four bedroom property, but the extensive renovation work required to bring the residence up to modern habitable standards significantly increases the total investment needed.
- Signals pointing towards potential overvaluation include the evident need for complete refurbishment, upgrading of services like the septic tank, and the absence of a stated floor area which introduces uncertainty regarding the true scale and layout of the accommodation.
- Factors supporting this price level include the generous zero point four two acre site, the inclusion of two outbuildings, and the desirable rural location situated just a short drive from the award winning waterside village of Tarmonbarry.
- Broader market conditions in the wider Roscommon area heavily influence this valuation, where properties requiring modernization often attract competitive interest from buyers seeking customization opportunities, though localized transaction data remains sparse to fully confirm price positioning.
Build Analysis
What we know from similar construction types
- The property is a detached dormer and a half style 4-bedroom residence set on a 0.42-acre site.
- The listing explicitly states that the property requires refurbishment and is being sold as is, presenting a project for a buyer to finish to their own taste.
- The accommodation includes an entrance hallway, kitchen, utility, W.C., open plan kitchen/dining/sitting room, reception room, and an ensuite bedroom at ground floor level, with 3 bedrooms (one ensuite) and a bathroom at the first floor.
- Services include a septic tank on site, which a buyer should investigate for compliance, capacity, and current condition.
- A buyer should verify the structural integrity, damp levels, roof condition, and the status of heating and electrical systems given the requirement for refurbishment.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1800 to 2400 euro.
- Explanation: The property has a C3 BER rating and requires refurbishment. Heating costs may vary significantly depending on the heating system type, insulation upgrades, and energy efficiency improvements undertaken during the renovation.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a tranquil, rural setting well away from heavy industrial zones, major manufacturing hubs, or known large-scale industrial pollution sites.
- Any localized concerns regarding private wastewater treatment systems, such as the on-site septic tank, should be inspected and verified by a qualified professional.
Flood Safe
7/10Water overflow reports to follow up
- The property is located in a rural area within the wider River Shannon catchment, where significant regional flood events have historically affected low-lying lands.
- Official mapping indicates that the nearest identified flood hazard area is at a moderate distance from the site, suggesting some natural separation from the primary floodplain.
- While the immediate site sits outside the closest mapped flood extents, localized drainage considerations and heavy winter rainfall can still influence rural properties in this region.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Whitehall area
CLOONMORE, WHITEHALL, COUNTY ROSCOMMON
- Sale date
- Declared sale price
- €30,000.00
Source: Property Services Regulatory Authority (PSRA), Residential Property Price Register (PPR). Matching uses address information published by the PPR rather than measured map distance. It may omit nearby properties on differently named streets.
Last Sale
A confidently matched previous PPR transaction for this property
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €2,000 — 1% of €200,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: roughly 1500 to 2500 euro plus outlay and VAT.
- Land registration fees: approximately 175 to 700 euro depending on the registration type.
- Property valuation fees: around 150 to 300 euro.
- Surveyor fees: approximately 500 to 1000 euro, particularly recommended given the property requires refurbishment.
- Annual home insurance: roughly 400 to 800 euro depending on the level of cover.
Forum Talk
What people are saying about this area
- Locals in Tarmonbarry and surrounding areas frequently discuss the vibrant community spirit and the appeal of the award-winning waterside village amenities.
- Residents often highlight the convenience of the N5 National Primary Route for commuting towards Longford and Dublin.
- Community forums regularly feature updates on local tourism, Shannon marina activities, and the scenic Royal Canal Way.
- There is ongoing local interest in rural property renovations, particularly homes requiring modernization within easy reach of local conveniences.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features a generous 0.42-acre site and four bedrooms, providing plenty of room for young children to play and grow. However, buyers should note that the home requires refurbishment, which may require staging renovations around family life.
- Teenagers7/10
With four bedrooms and two reception areas, there is adequate separation of space for teenagers. The location is rural, so older youths might find local public transport options limited without a car.
- Multi-generational Living6/10
The ground-floor ensuite bedroom offers a practical setup for elderly family members or multi-generational living arrangements, though the overall property requires modernization throughout.
- Single Buyers5/10
At an asking price of €200,000 for a four-bedroom detached home, it presents an affordable entry point for single buyers willing to take on a refurbishment project, though maintenance of a 0.42-acre site is substantial for one person.
- Couples7/10
An appealing option for couples looking for a project home with ample space to tailor to their tastes. The rural setting offers tranquility, while being only 4 km from Tarmonbarry.
- Empty Nesters6/10
The ground-floor bedroom and bathroom facilities support aging in place, but the large site and necessary refurbishment work might be more demanding than some empty nesters desire.
- Retirees6/10
The peaceful rural location and ground-floor bedroom suit retirement well, though buyers should verify the extent of the refurbishment needed to ensure modern comfort and accessibility.
Work
3 areas- Remote Working7/10
The spacious four-bedroom layout allows ample room to set up a dedicated home office, though buyers should verify local broadband speeds.
- Hybrid Commuting6/10
Located 12 km from Longford Town and near the Dublin-Sligo Intercity rail line, making hybrid commuting feasible for those willing to travel.
- Retired8/10
An ideal setup for retirees seeking a peaceful rural home to customize, with local village amenities a short drive away.
Practical
8 areas- Ageing in Place7/10
Features a ground-floor ensuite bedroom which aids accessibility, though general property refurbishment may be needed to optimize long-term mobility.
- Low Maintenance3/10
The property requires refurbishment and includes a 0.42-acre site with two outbuildings, meaning ongoing maintenance will be required.
- Secure Gated Entry2/10
The listing details do not indicate a secure gated entry system currently installed.
- Minimalist Design3/10
The traditional dormer-and-a-half style with pitched roofs and multiple individual rooms contrasts with minimalist architectural trends.
- Flexible Floor Plans7/10
With four bedrooms, multiple reception areas, and an open-plan kitchen/dining/sitting room, the layout offers good flexibility for reconfiguration.
- Heritage Home4/10
While an established detached dormer home requiring refurbishment, it is not explicitly categorized as a protected heritage structure.
- Ecological Setup4/10
Features a septic tank on site and oil or standard heating systems typically found in rural homes; buyers should inspect energy efficiency (BER C3) for green upgrades.
- Outdoor areas8/10
Comprises a generous 0.42-acre site with two outbuildings, offering significant outdoor space for gardens, storage, or recreation.
Interests
9 areas- Gardening8/10
The 0.42-acre site provides a substantial blank canvas for keen gardeners to landscape and cultivate outdoor green spaces.
- Walking8/10
Set in a scenic rural area close to the Royal Canal Way and local waterways, offering excellent opportunities for walking and exploring.
- Gym3/10
There are no dedicated fitness centers immediately on the doorstep, requiring travel into nearby towns for comprehensive gym facilities.
- Cycling7/10
The surrounding rural roads and proximity to the Royal Canal Way offer pleasant cycling routes, though rural traffic conditions should be navigated with care.
- Golf5/10
While local rural surroundings are spacious, buyers should investigate the exact distance to the nearest golf courses in the wider Roscommon or Longford region.
- Fishing9/10
Excellently positioned just 4 km from Tarmonbarry and the River Shannon, making it a prime location for fishing enthusiasts.
- Horse Riding6/10
The rural setting and outbuildings offer potential for equestrian interests, though local stables and riding infrastructure should be verified.
- Water Sports8/10
Proximity to the River Shannon, local marinas, and waterside recreation areas makes this a strong location for boating and water sports.
- Entertaining6/10
The open-plan kitchen, dining, and sitting room layout combined with outdoor space offers good potential for hosting, once refurbishment is complete.
Lifestyle
5 areas- Quiet Living9/10
Situated in a tranquil, scenic rural setting away from heavy urban congestion, offering a peaceful environment.
- Rural Living10/10
Set on a 0.42-acre site surrounded by countryside in Co. Roscommon, perfectly matching a traditional rural lifestyle.
- Village Living7/10
Located just 4 km from the award-winning waterside village of Tarmonbarry, providing close proximity to local shops, dining, and community amenities.
- Coastal Living3/10
The property is inland in Co. Roscommon, though it benefits from proximity to the River Shannon and local waterside amenities rather than marine coastal access.
- Urban Living2/10
Located in a distinctively rural area, well removed from city centers, though Longford Town is 12 km away for broader urban conveniences.
Social
6 areas- Community Involvement7/10
Proximity to the vibrant community of Tarmonbarry allows for active participation in local village life, clubs, and events.
- Café Culture6/10
Local dining options and spots like Keenan's Hotel and The Purple Onion are available in nearby Tarmonbarry.
- Nightlife3/10
Nightlife is limited given the rural location, though local pubs and restaurants offer dining and social evenings.
- Health/Wellness groups5/10
Community wellness groups can be accessed primarily through nearby village hubs and Longford Town.
- Networking Opportunities2/10
The immediate setting is strictly residential and rural, offering very few local professional networking avenues.
- Tech-Hub Connectivity2/10
Located in a rural area far from major technology parks or urban tech hubs.
Listing information
- Agent
- REA Seamus Carthy
- Phone
- 090 663 0001
- Current status
- active
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-04E078HouseDelve · Republic of IrelandReport checks
Sources used: Public marketplace, Property Price Register, and grounded web research where available.
Automated quality checks: Passed
* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.